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Ask Our Broker The Great Square Footage Debate

QandA WITH PETER G. MILLER

Understanding How Homes are – and aren’t – Measured
BY CHARLES SCUTT
CTW Features
quickly can come under debate.
Whether you’re shopping for
ber of rooms plays a huge factor
in a potential buyer’s decision
on who tallies the measurements
and which techniques, tools and
an abode or preparing to sell, it’s whether or not to purchase. methods are employed.Which is
I Put My Deposit Down, Give ‘em an inch and they’ll important to understand how why, instead of blindly trusting
take a mile, they say. It’s an adage homes are measured and rooms the other party’s calculations, the
but Now I Can’t Get a Loan. that certainly applies to the are counted and whose responsi- Who calls the shots experts recommend that you
Can I Get My Money Back? world of home sales, where resi-
dential measurements and
bility it is to obtain these dimen-
sions accurately.After all, a
Many buyers and sellers don’t
realize that square footage data
obtain more reliable measure-
ments from a professional, inde-
square footage calculations home’s square footage and num- can vary significantly, depending See MEASURED Page 2
Q: I put a $10,000 deposit on
condo and can’t get a loan. The con-
tract is not based on my ability to
get financing so the seller won’t
refund my deposit. What can I do to
get some of my deposit back?
A: Here’s a fundamental truth:Buyers
and sellers have separate interests. No matter how
pleasant and nice both parties may appear, no matter
how “fair” all arrangements may seem, a real estate
transaction is a business deal with penalties for those
who don’t protect their interests.
Most likely you will now need to hire a lawyer to find
some flaw in the contract.This won’t be cheap and
ultimately it may not be possible.

Q: We’ve owned a condominium for 10 years.

During this time we have seen increasing, esca-
lating violations of the bylaws. The board tries
not to respond to notices of a specific violation,
if pressed it attempts to deny there is a violation
and publicly ostracizes owners who try to call
violations to the attention of the board. What is
the right way to respond to violations? Board
members have five-year terms and often are re-
elected, so the board is stacked against new
members and certainly against many owners.
A: Think about a neighbor’s barking dog.You could
nicely ask the neighbor to help with the dog or you
could complain to the police. If you call the police you
can bet that as long as you and the neighbor live near
one another you’ll be at war.
Fast and functional: Universal design in the kitchen can erase the trouble of preparing and serving food.When not in use, rolling carts can store pots and pans
In a sense, condos and co-ops are neighborhoods. and easily fits below the countertop.
There are written rules generally designed to benefit
all property owners, but there also are social standards
– the way we interact with one another. It’s entirely
possible to seek the enforcement of assorted bylaws
Universal Design: An Aesthetic for Everyone
and at the same time alienate other owners.The result
likely is to be both that the rule is not enforced and a BY PAUL ROGERS that it is for people whose active lives are design is not for a subsection of the elderly
CTW Features “over” and that it’s equivalent to living in an or physically handicapped. It is a multidisci-
cold shoulder from most neighbors.
There is something known as “prosecutorial discre- institution – certainly not aesthetically pleas- plinary design principle aimed at creating
ing. products and environments usable to all peo-

tion,” the right of a prosecutor not to present a case
even though a potential defendant might be convicted.
Sometimes the offense is so minor or the social impact
so disproportional that it simply makes sense to drop
the matter and move on.
And that, logically, is what will happen in this case.
The social fabric has been torn and there’s no way it
can be restored.It’s plain that the other owners do not
agree with your position and you knew when you
See ASK OUR BROKER, Page 2
M
ention the concept of universal
design to baby boomers and you’ll
likely be greeted with anything from
disinterest to hostile silence.After all, who
wants to think about the day he or she will
have trouble walking up steps or getting in and
out of a bathtub – much less be needing a
wheelchair to get around.
Few people want to believe they need or
will ever need assistance to do basic every-
day activities. So, few people really gain a full
and clear understanding of universal design,
and it remains cloaked in the misconception
that it’s only for individuals in wheelchairs,
True, universal design sprang from the
effort to make homes easier to live in for dis-
abled vets coming home from World War II,
but it has grown into a much broader, more
inclusive philosophy.
Universal design is human-centered
design, based on the real-world differences
among people in how they move, how
strong they are, how large or small they are,
and how their abilities and needs change
throughout their lives, says Susan Mack,
founder of Homes for Easy Living Universal
Design Consultants, Murrieta, Calif. Universal
ple.
“Universal design is not simply a physical
solution to a medical challenge,” says Mary Jo
Peterson, a certified kitchen and bathroom
designer with Mary Jo Peterson Inc.,
Brookfield, Conn., and author of “Universal
Kitchen and Bathroom Planning” (McGraw-
Hill Professional Publishing, 1998).“Rather, it
is the design of products and spaces that
anticipates future needs in the lifespan of a
home and its residents. It’s beautiful and it
See UNIVERSAL Page 2

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 MEASURING
CONTINUED FROM PAGE 1
pendent source, such as an
appraiser.
From the buyer’s perspective,
a home’s true dimensions ulti-
mately will be determined by the
findings of the professional
appraiser that the buyer’s mort-
gage lender usually requires to
appraise the dwelling.The
buyer’s appraiser will thoroughly
evaluate the home’s worth and
carefully measure all living areas
to obtain what should be an
accurate square footage value.
Sellers also often hire an
appraiser to determine their
home’s value and measurements
prior to putting their residence
up for sale. Depending on the
brokerage or agency, the seller’s
real estate agent also may meas-
ure the home personally or
report the dimensions in a
square footage disclosure that is
either calculated by the original
developer, original building
plans, county records or an
appraiser.
Many sellers and buyers
assume that it’s their real estate
agent’s responsibility to establish
a home’s true proportions.
Often, however, agents don’t
want to measure a home for
their client for fear of disputes
and legal liability. Many sellers’
agents carefully word square
footage disclaimers to say,“all
measurements/figures given are
approximate,” based on, for
example, county records or
building plans, and not their own
personal measurements.They
put the onus on their client to
obtain more precise dimensions.
“Here in Atlanta, we don’t use
or quote square footage at all
when selling a home,” says
William J. Golden, a realtor with
RE/MAX Greater Atlanta.“In fact,
our multiple listing service does-
n’t allow us to mention square
footage in our listings. If a poten-
tial buyer asks about the square
footage, we can tell them what
we believe the approximate
square footage to be, based on
local tax records, but we can’t
guarantee that they are correct.”
In some regions of the coun-
try,“The real estate broker
employs a square footage disclo-
sure that allows him to measure
the home or use an alternative
square footage source so long as
that source has been fully dis-
closed,” says Andrew D. Keiser, a
broker associate with Forbes
Real Estate Group, Beaver Creek,
Colo.“This form is then turned
over to any potential buyer for
his understanding of the amount
of square feet being sold and the
source. If the buyer has any ques-
tions or problems with the
square footage disclosure, our
firm recommends the buyer hire
an appraiser for an independent
opinion.”
Tale of the tape
It’s commonly assumed that
all home measurements are cal-
culated only via interior room
dimensions (wall-to-wall), says
Todd Rissel, CEO/chairman of
e2Value, Inc., Stamford, Conn.
However, builders, tax recorders
and appraisers start their meas-
urements from the exterior, he
says.
Typically, the measurer begins
at an exterior corner, measuring
the length of all exterior walls,
rounding all numbers to the
nearest inch.A sketch is made of
the home’s perimeter, and all
measurements are recorded on
the sketch.When an exterior sur-
face cannot easily be measured,
like for an attic, the perimeter
walls of that area are measured
from the dwelling’s interior,
adding six inches for each exteri-
or wall and four inches for an
interior wall.
Next, finished living areas are
determined, which, says Rissel,
comprise rooms and/or support-
ing rooms that have wall and
floor finishes and are
heated/cooled.Additionally, the
living area must be directly
accessible from other living
areas – via a door or heated stair-
way/hallway – and intended for
human occupancy. Spaces such
as attics, basements, bay win-
dows, closets, furnace rooms and
stairs may be considered living
areas if they fit Rissel’s criteria,
but they’re sometimes men-
tioned separately in a home’s list-
ing data if the determination is
not so clear cut.
“Basement square footage is
typically handled in one of two
ways,” Keiser says.“If it is finished
space, then all the square footage
is included. If it’s unfinished, the
listing broker will pull this num-
ber out in the comments – for
example,‘2,500 square feet,
including 900 square feet of
unfinished basement.’ Garage
space usually is not included, as
it is not heated nor has a floor
covering.”
The total living area, also
called “heating living area,” is cal-
culated by multiplying the width
times the length of each rectan-
gular shape (room).The formula
for triangle-shaped spaces is tri-
angle base multiplied by height
and divided by two.Any odd-
shaped room’s dimensions can
be split into multiple shapes to
simplify calculations.
Lastly, room subtotals then are
added and rounded off to the
nearest square foot to yield total
living space square footage.
Naming rooms
While there isn’t an exact sci-
ence to naming rooms and
spaces in a home, real estate pro-
fessionals commonly follow the
same guidelines.
“If a room can be used or is
used as described, it has met the
criteria,” Rissel says.
Bedrooms are identified, of
course, as primary sleeping quar-
ters for a home’s occupants, and
kitchens, living rooms, dining
rooms and basements are self-
evident.
Bathrooms, on the other
hand, are clarified as a full bath –
containing a sink, toilet and
shower and/or bathtub – or a
half-bath – sink and toilet only.
Three-quarter baths have a toilet,
sink and a shower stall minus the
tub.
A “great room” usually is dou-
ble the size and double the ceil-
ing height of most rooms in the
home, says Rissel.A finished
room over a garage is often
dubbed a “bonus room,” and a
covered patio is frequently
referred to as a “porch” or “lanai,”
he says.
A “hearth room” typically is a
smaller sitting area, with or with-
out a fireplace, located directly
off the kitchen, says Keiser.
Modern garages generally
reflect 220- to 250-square-feet
per car bay, says Rissel, so a 600-
square-foot space, for instance,
would probably be considered a
two-and-a-half car garage.
© CTW Features
Ask Our Broker
CONTINUED FROM PAGE 1
bought that board members had five-year terms.While
it may seem unfair, the odds are that you’re best served
by moving to another community.
Q: I gave my agent an extension of my listing
until closing. Now the appraisal was low, so no
closing will happen. Can I fire this broker?
A: In the usual case a listing agreement has a specific
termination date. Since closings may not be definite –
either because a deal falls through or because the clos-
ing must be rescheduled – it’s likely that your listing
actually shows an exact end date.
It’s good to have listing agreements continue while a
home is under contract.A property may then attract
backup offe rs ,o ffers which can become important if
the initial contract falls through.
Speak to the broker about discontinuing the listing
early, if that’s what’s needed. Most will be happy to
comply without dispute, but some may seek compensa-
tion for actual costs, such as advertising.
Q: I have a 7-year, interest-only adjustable-rate
mortgage. I purchased my home nine months
ago. Is there a rule as to how long you should
remain in the home before selling?
A: No.You should stay in your home as long as it
best meets your personal and financial needs.These are
standards that differ for all owners, so there’s no rule of
thumb that suggests an ideal ownership period.
Q: What does it mean when a loan has been
“seasoned.”
A: Lenders make mortgages on the basis of loan
applications, but they’re happiest when loans have
been in place for several years with good results.Such
“seasoned” loans allow lenders to have a relationship
with a borrower. If you have a good payment record it’s
often easy to refinance at low rates or even to get a late
fee removed.Also, some loan programs require season-
ing.With private mortgage insurance you may be able
to end coverage early once you’ve paid down the loan
balance but only if the loan has been seasoned for a
few years.
© CTW Feaures
Peter G. Miller is the author of “The Common-Sense
Mortgage” and a veteran real estate columnist. Have a ques-
tion? Please write to peter@contentthatworks.com.

UNIVERSAL • It is multigenerational, allow-

CONTINUED FROM PAGE 1
eliminates problems caused by
inconsiderate environments.
Universal design embraces young
and old as possible users of a
space or products, and it elimi-
nates bias against them.”
Universal design has five
major benefits for all people, says
Mack, not just those in immedi-
ate need.
• Universal design is ergonom-
ic, enhancing comfort and reduc-
ing stress to the back and joints.
• It is preventive, enhancing
safety and reducing risks of
injuries in the home.
• Universal design is an effi-
cient, enhancing convenience
and reducing unnecessary obsta-
cles in a home.
• It is inclusive, welcoming all
people of all ages and levels of
ability, accommodating human
functional diversity and changes
that occur due to aging, illness
and injury.
ing homeowners to stay at home
and age-in-place, and, when nec-
essary, accommodates long-term
caregiving.
Universal design simply makes
sense.Yet Mack says she is aware
of only a few dozen new homes
built entirely within universal
design guidelines each year.The
building community has been
slow on the uptake and home
shoppers have been slow to
push. Part of the reason goes
back to misconceptions. People
hear the goals of universal design
and think “sterile” and “institu-
tional.” Universal design doesn’t
have to look bad.
“Well-done UD is more attrac-
tive than traditional design,” Mack
says.“I have people tour my UD
models and actually say ‘Wow’
when they walk in because the
UD features have enhanced the
beauty of the homes.”
Another criticism is that new
construction costs more than tra-
ditional design.Well, it does, but
only slightly so, and much less
than the cost of remodeling a
home for universal use.Widening
an existing narrow doorway to
handle a power scooter or walk-
er, for example, may cost $1,000
per door. Incorporating wider
doors in a new universal home
may cost $6 per door.
In all, a true universal home
may cost a few thousand dollars
more to build than a traditional
home. Put into perspective, that
is less than one month in an
assisted living facility, says Mack.
And with a universal design
home,“you benefit from the
ergonomic, safety and conven-
ience features from the first day
you move into [it],” she says.
“Our unfortunate cultural fear
of aging and of physical changes
is often at the heart of the argu- Easy does it: Pullout counters make transferring dishes a breeze.
ment [against universal design],”
Peterson says.“To this I say that
universal design helps to level
the playing field and lessen the benefit. Is that beneficial to a per- fee, looking to get ready for
dependence we fear.” son recovering from a broken work.
For some homeowners, the hip and using a walker to get Universal means for all peo-
no-threshold shower is simply a around? Certainly. But it could be ple.
beautiful design detail, and the just as useful to that businessman
fact that it makes entry and exit stumbling around at 6 a.m. in the © CTW Features
safer and easier simply an added bathroom, before morning cof-